With commercial loans using community banks I've seen they usually want to see skin in the game.

USUALLY a water company can tell you how long the water mete has been “running continuously”.

The houses are usually controlled by the wholesale outfits who have become very greedy and anything found on the MLS will not work numbers wise. 

This route could also end in a conforming loan like above, but for investors is often ends up in a DSCR loan because it will take into account the income the property produces. 3) Private lender that lends in that state or market can close quickly, usually with more flexible terms, and depending on your purchase price and value of the property up to 100% of the purchase price can be borrowed.

We charge a extra monthly pet fee - $25 to $50 is normal in the Midwest.

(You are still paying $24k extra in closing costs, so maybe still a bad plan IMHO.)But maybe Dave or a CpA will weigh in on if that would be a huge red flag to the IRS or business as usual. 

If you have the lifestyle to swing a 4-unit (usually 1-2 bedroom apartments, at least here in Buffalo), I would absolutely recommend it.

Also I usually just utilize the local dump to save money, but using a dumpster here was key, and will be the only method going forward.

But keep in mind, these lower loan amount transactions can usually come at higher costs. 

As easy as this sounds, it's not simple and usually like pulling teeth.